Finally the sale completed on my house in Shropshire last April yet the purchaser is SMS messaging every few hours complaining that her conveyancer is waiting to hear from mine. What should have happened following completion?

Post completion of your disposal your solicitor should send the transfer deeds and all additional paperwork to the buyer’s lawyers. Where appropriate, your lawyer must also send confirmation that the mortgage has been repaid to the purchasers solicitors. There are no post completion requirements unique to conveyancing in Shropshire.

Should commercial conveyancing searches reveal impending roadworks that could impact a commercial land in Shropshire?

Many commercial conveyancing solicitors in Shropshire will order a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Shropshire. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Shropshire.

For each commercial conveyancing transaction in Shropshire it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may result in delays to Shropshire commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Shropshire.

I need to appoint a conveyancing solicitor for freehold conveyancing in Shropshire. I happened to stumble across a web site which appears to be the ideal offering If it is possible to get all the legals completed via phone that would be ideal. Do I need to be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I've recently bought a leasehold flat in Shropshire. Am I liable to pay service charges relating to a period prior to completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I invested in buying a ground floor flat in Shropshire, conveyancing formalities finalised 4 years ago. How much will my lease extension cost? Equivalent properties in Shropshire with a long lease are worth £227,000. The average or mid-range amount of ground rent is £50 levied per year. The lease terminates on 21st October 2097

With 72 years unexpired we estimate the price of your lease extension to range between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.

I need to find a bank panel solicitor in Shropshire. Can you assist?

It is not clear why you need a Shropshire panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the bank to find out which solicitors in Shropshire are on their panel . If you do find such a firm in Shropshire not listed please direct them to our site to list. After all the cost is only one £1 a month